Submission from Ciarán Cuffe TD regarding the Proposed Local Area Plans for

Bray Environs
Kilternan / Glenamuck
Old Connaught
Woodbrook / Shanganagh

Ciarán Cuffe TD 27th July 2004

Introduction

There are concerns that the zoning of these lands for significant development is unsustainable and will contribute to urban sprawl in the County.

The zoning of lands between Bray and Shankill will break the green belt that has divided the two settlements. The lands at Old Conna are a significant distance from services at Bray and are unlikely to be served by public transport and development on the lands zoned at Kilternan will contribute to the merging of Kilternan with Carrickmines and Cherrywood. The loss of the separate identities for these communities is highly regrettable.

Nonetheless the development of these areas should reflect some of the recent thinking in planning as discussed in ‘Towards an Urban Renaissance’ (Rogers et. Al.) and as promoted by the Congress for the New Urbanism.

The following issues should inform the preparation of the Plans:

Densities and Uses

Densities should be higher in the vicinity of public transport nodes. In particular higher densities should be provided for in proximity to fixed-line public transport.

Transport

Significant development should not be allowed to proceed in these areas until a firm commitment is given to dramatically improving public transport, and ideally until such time as a commitment is given to provide fixed-line public transport within reasonable walking distance of any proposed development areas.

The author is concerned that the Geometric Design Guidelines contained within Appendix 2-2 of the Dún Laoghaire Rathdown Development Plan are seriously outdated. The emphasis should be put on lower design speeds such as 30 k.p.h. within residential areas. Smaller curve radii should also be prescribed so as to encourage cycling and pedestrian movements.

The majority of car parking should be placed underground. Some surface car parking can be allowed on streets within the development.

Green Space and the Natural Environment

Existing areas of tree planting and hedgerows should be preserved wherever possible within the plan.

A hierarchy of outdoor spaces ranging from an urban square close to the centre of the Plan areas to small pocket parks containing play equipment within to hundred metres of every dwelling should be provided.

Tree Protection Orders should be put in place for any significant trees contained within the Plan Areas so as to protect them during the Plan period.

Design Issues

Opportunities for working and living should be provided within the same neighbourhood. Strict mono-functional zoning should be avoided. A design framework should be put in place prior to the start of development. This should provide clarity on the scale and hierarchy of streets, building heights and parks throughout the area.

A contour map and three-dimensional model of the existing site at a scale of 1 to 500 should be prepared in advance of detailed plan preparation so that the rich physical fabric and flora and fauna of the area are respected in the plan’s formulation.

The Luas/Metro should be designed into the plan from the outset, and the plan should favour high-density development of excellent design quality adjacent to public transport stops.

All proposed and exiting utilities should be placed underground as part of the area’s development.

The area’s rich archaeology should be respected, conserved and protected with advice from the relevant statutory authorities.

Housing

A range of housing types should be provided within the development. This should include a mix of private, social, voluntary and local authority housing.

Housing units should vary in size from studios to 4 bedroom homes.

All housing should be located within easy walking distance of shops and other services.

Lifelong housing needs should be provided for. In particular housing for older persons should be located close to all services.

The opportunity should be taken to provide affordable housing to people that live, work or are connected with the areas. This could follow the model used by the Dublin Docklands Development Authority.

The housing needs of the Travelling Community should be catered for. Travellers have resided in the area for generations, and the Plan should consult with, be informed by the views of the Travelling Community. 

Amenities

A range of sporting facilities should be provided in each plan area.

Specific local issues

Bray Environs

A linear park should be provided on the sea side of the existing railway line, and no significant development should be allowed proceed in this area

Kilternan / Glenamuck

A significant Green Belt should be provided between the village of Kilternan and Carrickmines.

Development should not be allowed in the upland area given its high amenity potential.

Old Connaught

A Tree Protection Orders should be put in place immediately for the mature oak tree at the triangle in Old Connaught. A sensitively designed system of bollards should be provided that would prevent construction trucks form harming the tree or its roots.

Development should not be allowed in the upland area given its high amenity potential.

Woodbrook / Shanganagh

A linear park should be provided on the sea side of the existing railway line, and no significant development should be allowed proceed in this area.

Ciarán Cuffe TD

27th July 2004